The only solution I see is connecting them to city sewer which won't work 95% of the time. 

@Kash Tacke I'm a big fan of ADU's in general especially here in the mid west, yes you could potentially be on the front of the wave, but housing density is the solution to the affordability issue, anytime you are investing with affordability in mind is a great strategy to me, and sound like there are some incentives or at least supporting winds form the local city, that in itself seems like it would be worth at least approaching an architect or contractor to bid up some plans or concepts to take tot he city.  

This will allow you give a reference point on how much potential rent you can receive.

I’ve been offering a $100 referral fee for existing tenants who refer a new tenant to any of my properties.

Thank you.While I am lending exact direction, you will need to dig a bit more on the statutes, to gain full comprehension of the statutes in reference your question.     

There's a few different ways to focus on a lower rate such as with house hacking and making the investment your primary residence, requesting a significant closing credit from the sellers for standard rate buy-downs (which I've had great success with recently), or utilizing lenders who offer short term rate lowering solutions such as 2-1 rate buy downs (again, ideally paid for by the sellers).

We give an A-Z Solution.

You say "skip tracing is outdated" but only make a vague reference to "creating your own leads".

Private lenders or even creating a small syndicate with a group of investors might also be worth exploring, especially since you can point to your uncle’s track record and your own experience managing rentals as a selling point.If timing is tight, you could look into a bridge loan to secure the property while figuring out a more permanent solution.

We are in a similar boat, however I have not yet found a solution for less than $5K even for above the ground.